The most requested table in this market is a zone-by-zone count of what sold last year, and it is the one nobody is in a position to build. Spain publishes no per-property record of completed sales — no closing price, no closing date, no address. What the notaries and the land registry release reaches the public as district-level aggregates of declared values, months after the fact, with studios and villas averaged together.
So a sentence of the form "twenty-three residences changed hands in La Zagaleta last year" has no public source standing behind it. It can be estimated from portal activity, from what agents tell one another, from a desk's own closings — each of those a fragment of a market that largely does not transact in public. No source, this desk included, can honestly quote a transaction count, a turnover rate or an off-market share for a Marbella zone. What follows is what can be counted instead.
What the register does record
What can be counted is what is currently on offer. The Muse Selection register holds every residence listed at €1.5 million or above that our three MLS feeds surface, deduplicated across sources so that one villa marketed through several agencies counts once. At the snapshot of 7 August 2026 that is 579 priced residences, with a median asking price of €2,950,000 and a median asking rate of €6,867/m².
Along the coastal core, on that snapshot: the Golden Mile asks a median €8,987/m², with the median residence at €4,290,000 (n=57). Nueva Andalucía sits close behind at €8,652/m² and €4,289,000 (n=59). Puerto Banús reads €8,136/m² and €2,800,000, across twelve priced listings. Marbella city — the zone, not the municipality — asks €7,968/m² and €2,175,000 (n=40), and Marbella Este €5,599/m² and €2,925,000 (n=34).
Inland and west: Benahavís is the deepest zone we track, at €7,409/m² and a median residence of €4,900,000 across 81 priced listings, with El Madroñal inside it at €8,915/m² and €6,475,000 (n=12). Estepona and the New Golden Mile carry the largest count of all, 108 priced residences, at €6,188/m² and €2,442,500. Finca Cortesín reads €9,116/m² and €5,750,000 (n=7), La Cala Golf €4,673/m² and €2,142,500 (n=8), and Sotogrande, across the provincial line in Cádiz, €5,320/m² and €3,650,000 (n=31).
Where we publish nothing
La Zagaleta shows €11,800/m² and a median of €9,400,000 across five priced listings. Five is not a sample. It is a handful of asking prices, any one of which moves the middle, and it is printed here with its count attached so that the thinness is visible rather than smoothed away.
Sierra Blanca and Cascada de Camoján fall below our four-listing floor, and we publish no median for either. The silence is deliberate. A middle taken across two or three residences carries the appearance of evidence and none of the substance, and those two addresses are precisely where a confident-looking number would be quoted back at us for years.
What a median ask can and cannot carry
A zone median describes the middle of what is published, at one moment, above one floor. It is not the middle of the zone's housing stock: the €1.5 million floor removes everything beneath it, which in Estepona or Marbella Este is most of what exists there. It is not the middle of the available stock either, because residences shown only by introduction appear in no feed. And it is not a valuation of any particular residence — orientation, plot, finish age and the specific street do more to set a price than the zone name does.
The n beside each figure is there to be used rather than decorated with. Fifty-seven priced listings on the Golden Mile will absorb an outlier; twelve in Puerto Banús will not; five in La Zagaleta will be moved by one. Where the count is small, read the figure as an indication of the register's shape rather than as a market level.
The question we decline to answer
What follows a set of figures like these is always the same question: are they up or down. The register cannot answer it, and nor can anyone else working from a public source. Asking medians at two different snapshots are not comparable the way an index is — the population changes between them as residences come and go, so a movement in the median can be a movement in the mix rather than in price.
That is why this page carries a date and a sample size and no year-on-year figure. A percentage would read as more authoritative than the snapshot beneath it, which is the reason not to print one.
What the zones differ in, without any data at all
The differences between these zones survive the absence of transaction records, because they are physical and can be checked from the car window. The Golden Mile is four kilometres of coast between Marbella town and Puerto Banús, walkable to a beach club, and priced for it. Sierra Blanca and Cascada de Camoján sit some three hundred metres up the southern slope of La Concha, where the trade is a view of the sea rather than access to it. La Zagaleta is nine square kilometres behind a single gate above Benahavís, with two golf courses and a heliport, and a road relationship with the coast that many of its owners use only when they choose to.
Estepona and the New Golden Mile are where new build is most visible and where the same budget buys more metres in exchange for more minutes. Sotogrande, master-planned by Joseph McMicking in 1962 around polo and golf, still behaves like a plan: quieter, more institutional, the lowest median asking rate of the prime zones and, at €3,650,000, one of the higher median residences. The metre is inexpensive there and the residence is not.
None of that needs a transaction count to establish, and none of it is altered by the absence of one. The zones are different places. What cannot be stated is how often, or at what, they change hands.
How to use these figures
For a buyer, the register answers one question well: what is being asked, by zone, above €1.5 million, on a stated date. It is the right instrument for calibrating a budget against a shortlist of zones, and the wrong one for judging whether a particular asking price is fair — that needs the residence, the plot and the street, which is desk work rather than desk arithmetic.
For a seller, the same figures give the only honest benchmark available: what the competing published inventory is asking today. The figure that would be more useful — what comparable residences completed at — does not exist in public, and any desk that offers it is estimating, whether or not it says so.
A zone-by-zone count of last year's sales would have made a more satisfying article than this one. It would also have been invented. The register is a narrower instrument than the market deserves — one floor, one moment, asking prices only — but its limits can be stated in full, and every figure here can be checked against the same snapshot the page was built from, published as the Marbella Property Index.